A: If you were renting in an apartment complex, the answer would be a sure and swift “no!” Apartment communities must give disabled tenants close-in parking if they need it in order to live comfortably and safely on the property. This rule will trump any policies to the contrary, such as a “first-come, first-served” approach to allocating parking spots. If giving a disabled tenant a close-in parking spot means that someone else more senior will be delayed, so be it.
But your situation is a bit different. The condo you’re renting is part of a common-interest development. Typically, residents of these developments own their homes plus an undivided proportional interest (as tenants in common) in the common areas, such as the parking lots and recreation facilities. Condominium associations’ master deeds usually provide that the condominium’s parking spaces are for the non-exclusive use of unit owners. Your association may think that assigning you an exclusive, dedicated parking space would violate the deed provision and take away from the other tenants’ rights to use all of the common areas. If so, this type of change would require a material amendment to the master deed and approval by a specified percentage of the unit owners.
All of this is well and good, but for one thing: Even if the condo association is reading the deed correctly, the federal Fair Housing Amendments Act may still trump. The condo association cannot enforce any aspect of the master deed that, on its face or as applied to a particular situation, violates federal law. (Gittleman v. Woodhaven Condominium Ass’n, Inc., 972 F.Supp. 894 (D.N.J. 1997).) This proposition isn’t so new — it was the basis for using civil rights laws to invalidate the “whites only” provisions that used to appear in some master deeds. No matter what the master deed says, you are entitled to a dedicated parking spot by virtue of the superior authority of the federal fair housing law.
Janet Portman is an attorney and managing editor at Nolo. She specializes in landlord/tenant law and is co-author of “Every Landlord’s Legal Guide” and “Every Tenant’s Legal Guide.” She can be reached at firstname.lastname@example.org.Copyright 2009 Janet Portman
American Apartment Owners Association offers discounts for landlords on products and services related to your rental investment, including real estate forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.
To subscribe to our blog, click here.